Milestone inspections
At 30 years—and as early as 25 years where local conditions warrant—qualifying buildings enter a recurring structural inspection cycle.
Florida building restoration
Inspection
to restoration.
The report finds it.
We fix it.
We turn milestone inspection and SIRS findings into durable, expertly managed repairs.
Calculate your deadline25/30
Year milestone threshold
3+
Stories within scope
10
Year SIRS update cycle
PE-led inspection alignment
Licensed general contracting
$10M+ aggregate liability coverage
SB 4-D & SB 154 fluent
Florida’s evolving building safety market
Florida Senate Bill 4-D and subsequent updates created a new standard for aging condominium and cooperative buildings. The inspection identifies the issue. The reserve study plans for it. C&S delivers the work.
Built for the work that comes next.
SIRS planning
Structural Integrity Reserve Studies evaluate critical components, remaining useful life, and funding needs on a ten-year cycle.
Remediation
When reports call for repair, associations need a contractor who can plan access, coordinate with the design team, and execute the scope.
Compliance, made practical
Know your
deadline.
The rules are simpler than they look. A qualifying building’s first milestone inspection lands on the 30th year after its Certificate of Occupancy — or the 25th year when the building sits within three miles of the coast, or your local ordinance calls for it sooner. After the first inspection, the cycle repeats every ten years.
Run your building below. It takes thirty seconds, and the answer shapes your budget, your reserve schedule, and your board calendar.
Deadline calculator
December 31, ————
Enter your building’s details to see the milestone inspection deadline and renewal cadence that apply.
Phase 1 — Visual
What the eye can find.
A licensed engineer or architect examines the structure visually, reviewing prior reports and repair records. If the building shows no signs of substantial structural distress, Phase 1 is the end of the story.
Phase 2 — Testing
What the eye cannot.
When distress appears, Phase 2 goes deeper — ground-penetrating radar, concrete core sampling, and ultrasonic testing — to establish whether the distress means structural damage that requires repair.
SIRS, without the fine print.
A Structural Integrity Reserve Study is mandatory for qualifying condominium and cooperative buildings and covers the components that hold the structure up: the roof, load-bearing walls, primary structural members, foundations, fireproofing, and waterproofing.
- Reserve waiver authority for these items is gone — the money must be collected.
- Funding is annual, planned on the study’s schedule, not deferred to a crisis.
- The study feeds directly into repair scope, phasing, and special assessment avoidance.
Remediation capabilities
The work behind
building resilience.
A coordinated field partner for associations, property managers, engineers, and reserve specialists.
Concrete restoration
Spall repair, crack treatment, corrosion mitigation, and structural concrete remediation executed to the engineer’s repair documents.
Waterproofing & coatings
Traffic coatings, sealants, exterior painting, and waterproofing systems that protect the envelope from Florida’s harsh coastal exposure.
Roofing & envelope
Targeted roof, window, door, and exterior envelope work aligned with long-range SIRS repair and replacement planning.
Access & stabilization
Specialized access, temporary shoring, and field coordination to support investigation, testing, and safe remediation.
A clear path forward
From finding
to finished.
- 01
Review
We review the inspection report, SIRS priorities, repair documents, and building constraints.
- 02
Plan
Our team develops sequencing, access, resident communication, safety, and cost controls around the scope.
- 03
Restore
We execute the work in close coordination with the association, property manager, and engineer of record.
- 04
Protect
Closeout documentation and maintenance guidance help preserve the repair and support future planning.
For condominium &
cooperative boards
Milestone deadlines, SIRS funding, and unit-owner pressure land on your desk. Bring us the report — we build the field plan around it and keep residents, budgets, and timelines aligned.
Start with your report
For commercial owners
& asset managers
High-rise office, hospitality, and mixed-use assets carry the same structural clock. We scope facade and structural work to protect asset value, tenancy, and your capital plan.
Start with a walkthrough
Board readiness
Five things every
board gets done.
- 01Confirm your building’s year of Certificate of Occupancy and your initial milestone deadline.
- 02Verify the milestone inspection report is filed with your municipality and the state reporting portal.
- 03Fund SIRS components annually — the ability to waive structural reserves no longer exists.
- 04Require repair bids that follow the engineer’s specifications, not generic line-item estimates.
- 05Document board decisions in the minutes — directors carry personal exposure under Chapter 718.
C&S Restoration
Your report is the starting line.
Bring us your milestone findings, SIRS priorities, or active repair documents. We’ll help define the next move.
Start the conversation